Specialist Solicitors in Domestic & Commercial Conveyancing Wills Probate


Residential Conveyancing

Conveyancing: What does it mean?

The procedure of transferring ownership or certain rights in property from one person to another is known as conveyancing. The process can be very confusing as clients are often faced with a maze of technical jargon and legal complexities that most people have not encountered before which is why we offer a personal approachable service to meet each individual client’s needs.

We understand that buying or selling a property can be a stressful experience and this is why our team of specialists will work with you using their knowledge and expertise to ensure that your move is as stress free and as smooth as possible. Your home is probably the biggest transaction and investment that you will make which is why we strive to ensure that each of our clients receives the service which he or she is paying for and to complete the transaction with minimum disruption and to a timescale to suit you.

New Build Properties

Local and National house builders are pleased to refer us to their buyers. We specialise in acting for buyers purchasing new build homes and we have a good relationship with numerous developers.

We understand how critical your deadlines are to you and your developer and we work with you to do all that we can to ensure that you purchase your home within the timescales given to you by the house builder. Efficient conveyancing is all about having efficient systems in place and our specialist case management system allows us to monitor every stage of the transaction in detail and ensures that you are not kept waiting for an answer or an update.

Commercial Property

We offer a range of services covering all aspects of the transaction relating to sales and acquisitions of all types of commercial property. We assure you that you will receive a personal service and that we will be available to you when you need us.

We appreciate that buying or selling commercial property often requires strict timetables and working to tight deadlines and that transactions which are not completed to your ideal timescale often incur additional costs for you or could even result in them falling through.

We work quickly and thoroughly and we are not interested in scoring points with the other side. Our objective is to bring a sensible commercial down to earth approach to each transaction. We work with you in assessing the risks to ensure that your investment is what you are expecting it to be.


The law relating to Landlord and Tenant in commercial and residential properties is complex and technical and we recommend that professional specialist advice always be sought.

We specialise in providing a range of leases from short term to long term investment leases and are experienced in drafting negotiating and reviewing leases for:

  • Shops
  • Units on industrial estates
  • Offices
  • Stores in shopping centres
  • Factories
  • Licences to occupy
  • Short term residential tenancy agreements
  • And many more

We tailor-make our leases to satisfy your individual requirements. We believe in a common-sense approach with the amount of paperwork and legal fees reflecting the nature of your requirements, the term and value of the lease.

We also carry out lease renewals, produce rent review documentation and advise on security of tenure provisions.

We strive to take away the burden away from you by explaining the hidden liabilities to you and negotiating a document which suits you. In each case our fees are negotiated with you on a case by case basis and can either be fixed or based on an hourly rate to ensure that you receive a quality service at a sensible price.

Re-mortgaging and Transfer of Equity

We carry out re-mortgage and transfer of equity (i.e. when a person is removed or added to the legal ownership of the property) work for a variety of clients. A solicitor will always deal with your matter and you can be assured of a personal service respecting your timescales and personal circumstances at a competitive price.


We realise that the thought of making a Will may be unpleasant and somewhat daunting. However, if you do not make a Will your property and other assets may not pass to whom you want which may be a cause for concern as the future well-being of your family may depend on you having prepared an effective and legally valid Will. Using our specialist knowledge we will help you cater for a number of different possibilities and prepare a Will which will give you peace of mind and maximise your tax allowances.

Anyone can buy a Will from a local shop and draft it on his/her own, however, there are a number of reasons why this may not be ideal. The main problem with “home-made Wills” is that one mistake or omission, no matter how small, may invalidate the whole Will. The intention of your Will may be very simple but the legal formalities and language required are complicated and must be strictly followed. Many words and terms have specific meanings in law which are different to their everyday use.

Will Review

You may have prepared a Will many years ago, but even if you have a Will, with the many tax changes that take place and possible differences in your own personal circumstances, it may not reflect your current wishes. You should always update your Will when your circumstances change e.g. a marriage can revoke a previously made Will (unless that Will was made in contemplation of that marriage).

Probate: Help for Personal Representatives

Personal Representatives are the people named in a Will to act as Executor, or the next of kin of someone who has left no Will. Being a Personal Representative has heavy responsibilities and can be legally challenging. This is quite apart from the fact that after the loss of someone close to you, dealing with these matters may prove personally distressing. With this in mind we will try to relieve the burden of “getting Probate” and help you to ensure that the wishes of the deceased are followed.

Powers of Attorney

A Lasting Power of Attorney is a legal document which gives a person the ability to place certain decisions in the hands of a close friend or relative. If a person becomes incapable of managing his or her own affairs or is unable to make certain decisions a Lasting Power of Attorney will enable a close friend or relative to do so instead. By instructing us to prepare a Lasting Power of Attorney a person can release himself or herself of such burdensome tasks and can be assured that one of our experienced solicitors will arrange for this to be done in a discreet and dignified fashion.

It is always wise for a Power of Attorney to be prepared whilst you are fit and well since if it is left too late then the matter may need to be referred to the Court of Protection which can be costly and time consuming and the person you would like to manage your affairs may not be the one appointed by the Court.

Equity Release

Many people are asset rich but cash poor. If you own your own property which is mortgage free you may have considered using some of the equity in your home to raise capital for a special purchase, holiday or to supplement your income. There are various companies who offer such schemes but it is of the utmost importance that you obtain your own independent legal advice about these schemes as they are often complex and can also prove to be expensive. We can advise you on any scheme to ensure that it meets with your requirements and that you and your family are fully aware of all the pros and cons of that scheme.

© Sian Thomas & Daughter Solicitors 2009 - This firm is regulated by the Solicitors Regulation Authority